HPC recommends town-led reconstruction of Sarah Riley Hooks cottage at 76 Bridge Street; will remain a contributing resource

The Historic Preservation Commission voted Feb. 5 to recommend that the UDO administrator approve reconstruction of the Sarah Riley Hooks cottage, a contributing resource at 76 Bridge Street in Old Town Bluffton, and to allow removal of non‑salvageable portions where necessary.

Charlotte, the commission’s historic preservationist, presented the town‑led public project. Staff summarized the history: the house was designated a contributing resource in 2008, the town purchased the property in December 2020, and condition assessments by Metters Inc. and later Meadors Inc. concluded that much of the historic fabric is severely deteriorated. Staff said the reconstruction proposal would retain and reuse as much historic material as is sound, concentrate new construction on the historic core and remove later rear additions, and meet current building code and accessibility standards. The project team also contracted JK Tiller & Associates for landscape work.

Staff cited the commission's COA review criteria and the Secretary of the Interior's Standards for Rehabilitation; staff also referenced UDO section 3.18.5.B, which treats demolition of contributing resources as detrimental unless no reasonable alternative exists. Based on the materials assessment and the evidence submitted, staff concluded demolition of non‑salvageable fabric was justified and that the proposed reconstruction would satisfy the UDO requirement.

Commission members asked how much of the existing house would be reused; staff said available historic material likely will be “less than 5%” based on current condition, weather exposure and pest damage. Commissioners discussed interior and exterior elevation details, soffit material, fiber‑cement siding thickness, foundation approach (slab vs. traditional raised floor) and whether exterior fixtures such as drinking fountains should be located inside or outside the reconstructed facility. Project manager Brian Osborne was present to answer technical questions about doors and site elements. The commission moved to recommend approval to the UDO administrator, asking staff to pass its comments (including requests for soffit and door clarifications and confirmation of material reuse) to the administrator as part of the recommendation.

The commission's recommendation does not itself authorize demolition or construction; the UDO administrator will make the final administrative determination. The commission's motion recorded support for reconstructing the cottage using salvageable historic materials where available and otherwise rebuilding the historic core to match the historic appearance while meeting code and accessibility requirements.